Buy in Las Vegas with someone on your side.
A home is the biggest purchase most people ever make. My job is to keep you informed at every step, make sure you don’t overpay, and never leave you guessing about what happens next.
The new rules for buyers, in plain English.
In August 2024 a national settlement involving the National Association of REALTORS® changed how buyers and agents work together. Two things matter to you.
We sign a buyer agreement before we tour
Before I show you a home, in person or on a live video call, we put our agreement in writing. It says what I’ll do for you and exactly what I’m paid. No open‑ended numbers, and nothing that changes later.
The seller no longer pays your agent automatically
Sellers used to advertise a fee for the buyer’s agent on the MLS. That is gone. A seller can still agree to pay it, but now it is negotiated with each offer.
So who pays my fee?
It’s negotiated between you and the seller
It is part of the offer, like the price and the repairs. In every negotiation I ask the seller to cover my fee. If the seller won’t, it falls to you, paid at close of escrow. You will know that number before we ever write an offer.
The builder pays it. No worries.
When you buy a brand-new home, the builder is the seller, and the builder pays my fee. It is not something you negotiate or bring to closing. Just bring me to your first visit, so I’m registered as your agent.
Either way we put it in writing before we tour. Commissions are not set by law and are always negotiable, and the amount in our agreement is the most I can be paid, from any source.
Know the payment before you tour.
See the full monthly cost of a home, with property tax, insurance, HOA and SID included, and how much cash you would need to close.
Eight steps, and you’ll know where you are in each one.
We talk
Fifteen minutes about where you want to live, what you want to spend and when. You don’t sign anything to have this conversation.
We put our agreement in writing
Before the first tour we sign a buyer agreement. We read it together, line by line: what I do for you and exactly what I’m paid.
You get pre-approved
A lender’s letter tells you your real number and makes your offer stronger. If you don’t have a lender, I’ll introduce you to local ones I trust.
We tour, in person or by video
I send homes that fit as they hit the market and walk the ones worth seeing with you, on site or on a live video call.
We write the offer
I pull the recent closed sales first, so you know what the home is worth before you name a price. Then I negotiate price, repairs, closing costs and my fee.
We inspect everything
During your due-diligence period I’m at the inspection, I read the report with you, and I negotiate repairs or credits for what it finds.
Appraisal and loan
I keep the lender and the escrow company on schedule and tell you what is happening each week, good news or bad.
Final walk‑through and keys
We walk the home once more before closing to confirm it is as promised. You sign, escrow closes, and the keys are yours.
Your eyes and ears on the ground.
If you can’t be here, I am. I walk each home on a live video call or film it and send it to you privately, including the street, the neighbors’ yards and the things a listing photo leaves out.
- Live video tours, so you can ask me to open the closet or look at the roofline
- I attend the inspection and the final walk-through for you
- An update whenever something moves, so you are never left in the dark
I work for you, and only you.
Your interests come first
I owe you loyalty, confidentiality and the whole truth about a property. I treat that as a fiduciary duty, not a slogan.
You won’t overpay
You see the closed sales before you offer. If a home is priced too high, I’ll say so, and I’ll tell you when to walk away.
No surprises
You know what each step costs, what comes next and who is doing it. If there is bad news, you hear it from me first.
Before you start looking.
Do I have to sign an agreement before you show me a home?
Yes. Since August 17, 2024, a buyer and their agent sign a written buyer agreement before touring a home, and that includes a live video tour. You do not need one just to talk with me or ask questions.
Who pays your fee?
On a resale home it is negotiated between you and the seller as part of the offer. I ask the seller to pay it every time; if the seller will not, it is paid by you at close of escrow, and you know the amount before you make an offer. On new construction the builder pays it.
Is your fee negotiable?
Yes. Commissions are not set by law and are always negotiable. We settle it in the buyer agreement, and I can’t be paid more than that amount from any source.
I’m buying from out of state. Do I have to fly in?
Not to get started. I walk homes for you on live video, drive the neighborhood, and go to the inspection, so you can narrow it down before you book a flight.
What about a brand-new home from a builder?
No worries there. The builder is the seller and the builder pays my fee, so it is not something you negotiate or pay at closing. We still sign our agreement first, and you need to bring me to your first visit: many builders will not recognize an agent who shows up later.
